A project has an initial outlay on 1/1/2021 of e4, 000, 000. Three months later a further expenditure of e2, 000, 000 will be required. Starting in June, 2022, income of e20, 000 will be received monthly in arrears for 25 years. Beginning on 1/6/2025, the income increases by 5% p.a. compound on 1st June each year. Calculate the net present value of the project at a rate of 5% p.a.